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Property enumeration & mapping system for Bangalore


Methodology
The methodology adopted to achieve the goals of this project included:
  • Creation of a ward map
  • Preparation of property maps by conducting a property enumeration and physical survey program
  • Creation of a computerized tax record database
  • Linking property maps with the tax record database
  • Customisation of software for queries
  • Porting to an Intranet using Autodesk MapGuide


Methodology Adopted for Property Enumeration & Mapping
  • Computerization of tax records
  • Preparation of base map
  • Preparation of rough field maps from base maps
  • Property enumeration & household survey
  • Preparation of property maps
  • Data entry of surveyed data into new property database
  • Analysis of data, ward wise for accuracy
  • Linking of property maps with the database
  • Property assessment depending upon land use, type of construction, floor level of unit, neighborhood area, front/back street accessibility.
The computerized property tax records were printed out to form the basis of the property enumeration and assessment survey. At the outset, the available property maps were rough outline maps and were found to be outdated. From these, revenue ward maps were extracted by rough boundaries for use in the property enumeration. These rough ward maps were taken to the field and used along with the assessment printouts to verify and update property information. Surveyors made current notations both on records and on maps in the field. The increase in property registration from enumeration was substantial. The property survey conducted with the enumeration was based on a simple questionnaire, which emphasized location and basic property characteristics likely to affect property values. The key characteristics were landuse, type of construction, floor level of unit, neighborhood, area and street accessibility.

At the end of each day, enumeration/survey information was checked, corrected and entered in computer files. Rough field notation maps were checked and fitted to the outline city map to create the property tax maps. Upon completion, the property tax maps were scanned and digitized using AutoCad Map software. Property numbers from the enumeration were added to the computerized maps and linked with survey information. This established the Ward 76 Geographical Information System.



Geographical Information System to Increase Revenues
The first use of the Ward 76 GIS was to facilitate property assessment. With the GIS it was possible to develop and implement a feasible reassessment methodology without the concern for data management.

The methodology adopted was the representative neighborhood approach where classification was done on neighborhood types based on rent values. Once the classification was completed, values for owner occupied properties were calculated. Properties with values significantly higher or lower than the surrounding properties were reviewed. After application of a computerized assessment program, property values were randomly checked. This checking was possible by pulling up the full property record. Six sample zones were considered. The number of unassessed commercial, residential and other properties were determined. The total tax that could be collected was calculated based on the area of unassessed properties and the rate per square feet. The projected tax enhancement was thereby determined.

The Property Taxation Module developed by MCIPL for BMP is shown in the sample screenshots (Fig. 1).



Results & Discussion
The total number of properties covered in Ward 76 included around 10000. The number of recorded and unassessed properties were around 8000 and 1000 respectively. The percentage tax payers belonging to residential and commercial zones was 77.43% and 94.78% respectively. The projected tax enhancement was found to be around 120%.

(Fig. 2.) depicts the tax range and the percentage tax amount paid by the residential tax payers. The tax range varies from zero to 200000 and above. The highest range of tax collection is in the Rs. 10000 – 50000 tax range, amounting to 37%. The lowest range of tax collection is the Rs. 0 – 1000 tax range, amounting to 2%.

The number of residential tax payers in the respective tax ranges is depicted in (Fig. 3.) The highest number of tax payers (57%) belong to the Rs. 1000 – 10000 tax range.

(Fig. 4) depicts the tax range and the percentage amount of tax paid by the commercial tax payers. The tax range varies between zero to Rs. 26,00,000 and above. The highest range of tax collection falls in the Rs. 500000 – 1000000 tax range, amounting to 20%.

The number of commercial tax payers in the respective tax range is given in (Fig. 5). The highest number of tax payers belong to the Rs. 1000 – 10000 tax range (48%).



Conclusion
In conclusion, additional revenue can be generated by enumerating unassessed properties, tracking defaulters, regularizing the existing tax and rationalizing the tax rates. Proper zoning is essential for this purpose. Geographical Information System proves to be an effective tool for analyzing and displaying thematic maps of all the roads for proper evaluation and correction of zones. GIS can also be used to locate additional land area from which additional tax revenues can be generated. This is brought about by assigning the landuse code for the various properties, analyzing the land use patterns and identifying additional land to be developed.

Reference
  • Burrough, P. A.,1986: Principles of Geographical Information Systems for Land Resources Assessment, Oxford Science Publications.
  • Kalra, Harmit et al., 2000: Project Report on Property Enumeration and Mapping of Ward 76 submitted to the Bangalore Agenda Task Force (BATF).
  • Gibbons, Scott., 1998: Mirzapur, Uttar Pradesh – A Case Study in Administrative Restoration.
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